PRESENTER: Presenter
Katie Totman, HPO
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SUBJECT: Title
HLC Case HST24-033: Discuss and consider a Certificate of Alteration to perform exterior alterations to the building located at 111 W San Antonio, in the Downtown Historic District.
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DEPARTMENT: Planning & Development Services
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COUNCIL DISTRICTS IMPACTED: 5
APPLICABLE CITATIONS:
Code of Ordinances, Chapter 66 - Historic Preservation
Sec. 66-57. Alteration certificates for alteration or new construction affecting landmarks or historic districts.
No person shall carry out any exterior alteration, restoration, reconstruction, new construction, removal or relocation of any city designated historic landmark or on any property within a city designated historic district which may affect the appearance and cohesiveness of any historic landmark or any property within a historic district without first obtaining an alteration certification authorizing the change.
Sec. 66-58. Criteria for approval of an alteration certificate.
In considering an application for an alteration certificate, the commission shall be guided by any adopted design guidelines, and where applicable, the following from the secretary of the interior's standards for the rehabilitation of historic buildings. Any adopted design guidelines and secretary of the interior's standards shall be made available to the property owners of historic landmarks or within historic districts.
(1) Every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration of the building, structure, object, or site and its environment.
(2) The distinguishing original qualities or character of a building, structure, object, or site and its environment shall not be destroyed when possible. The removal or alteration of any historic material or distinctive architectural features should be avoided when possible.
(3) All buildings, structures, objects, and sites shall be recognized as products of their own time. Alterations that have no historical basis and which seek to create an earlier appearance shall be discouraged.
(4) Changes which may have taken place in the course of time are evidence of the history and development of a building, structure, object, or site and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected.
(5) Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure, object, or site shall be kept where possible.
(6) Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material shall reflect the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historical, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other buildings or structures.
(7) The surface cleaning of structures shall be undertaken with the gentlest means possible. Sandblasting and other cleaning methods that will damage the historic building materials shall not be undertaken.
(8) Every reasonable effort shall be made to protect and preserve archeological resources affected by, or adjacent to, any project.
(9) Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historical, architectural, or cultural material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood, or environment.
(10) Wherever possible, new additions or alterations to buildings, structures, objects, or sites shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the building, structure, object, or site would be unimpaired.
FINDINGS:
a. The building located at 111 W San Antonio is a two-story commercial structure with brick exterior and was built circa 1980. It is in the Downtown Historic District.
b. AWNINGS - The applicant is requesting to install flat steel awnings over the existing second story windows and wood and steep canopies over the first story windows and openings. Per Criteria 1, every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration. Generally, the proposed awnings/canopies do not significantly alter the aesthetic cohesion of the district. Additionally, the awnings/canopies are generally consistent with Criteria 9 and 10 as the design appears to be compatible with the district as a whole and the removal of the elements in the future would not negatively impact the district or the structure.
c. STOREFRONT CHANGES - The applicant is requesting to change some of the existing window openings to door openings. Per Criteria 1, every reasonable effort shall be made to adapt the property in a manner which requires minimal alteration. The proposed alterations at the first level do not significantly alter the aesthetic cohesion of the building or district.
d. LIGHTING - The applicant is requesting to install up lighting on the building. The lighting appears to be compatible with the district as a whole and the removal of the elements in the future would not negatively impact the district or the structure.
e. SIGNAGE - The applicant has included additional signage in the rendering. At this time, staff does not have sufficient details on the signage to make an adequate recommendation, however, generally the illustrated placement and scale is consistent with the size of the building. Final sign designs and details will require approval from the Historic Landmark Commission at a later date.
Recommendation
STAFF ANALYSIS:
Based on the scope of work that is proposed, staff finds that it is generally consistent with the criteria for approval as outlined in the code of ordinances.
ATTACHMENTS:
1. GIS Location Map
2. Combined Pictures and Renderings